HomeMy WebLinkAbout20191476.tiffPlanner:
Case Number:
Applicant:
Address:
Request:
Legal
Description:
Location:
Size of Parcel:
LAND USE APPLICATION
SUMMARY SHEET
Angela Snyder
USR19-0001
Quokka Investments Colorado LLC c/o Stephen Mumm
27385 County Road 66, Gill, CO 80642
Hearing Date: March 5, 2019
A Site Specific Development Plan and Use by Special Review Permit for a Use
Permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone Districts (land remediation business including a shop,
office trailer, truck and equipment storage) provided that the property is not a lot in an
approved or recorded subdivision plat or lots part of a map or plan filed prior to adoption
of any regulations controlling subdivisions in the A (Agricultural) Zone District.
Lot B of Recorded Exemption RECX17-0154, being a part of the SW4 of Section 22,
Township 6, Range 64 West of the 6'h P.M., Weld County, Colorado
North of and adjacent to County Rd 66, approximately 0.3 miles east of County Rd 55
+/- 47.03 acres
Parcel No. 0801-22-3-00-007
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld County Code.
The Department of Planning Services' staff has received referral responses with comments from the
following agencies:
y Weld County Department of Public Health and Environment, referral dated February 4, 2019
y Weld County Department of Public Works, referral dated February 20, 2019
The Department of Planning Services' staff has received referral responses without comments from the
following agencies:
▪ Platte Valley Fire Protection District, referral dated January 7, 2019
▪ Weld County Zoning Compliance, referral dated January 9, 2019
▪ Weld County Sheriff's Office, referral dated January 11, 2019
The Department of Planning Services' staff received referral responses from all referred agencies.
▪ North Weld County Water District
▪ Weld County Building Inspection
▪ Weld County School District RE -6
USR19-0001, Quokka Investments Colorado LLC, Page 1 of 10
Planner:
Case Number:
Applicant:
Address:
Request:
Legal
Description:
Location:
Size of Parcel: +1- 47.03 acres
Case Summary:
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Angela Snyder Hearing Date:
U SR 19-0001
Quokka Investments Colorado LLC do Stephen Mumm
27385 County Road 66, Gill, CO 80642
March 5, 2019
A Site Specific Development Plan and Use by Special Review Permit for a Use
Permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone Districts (land remediation business including a shop,
office trailer, truck and equipment storage) provided that the property is not a lot in an
approved or recorded subdivision plat or lots part of a map or plan filed prior to adoption
of any regulations controlling subdivisions in the A (Agricultural) Zone District.
Lot B of Recorded Exemption RECX17-0154, being a part of the SW4 of Section 22,
Township 6, Range 64 West of the 6'h P.M., Weld County, Colorado
North of and adjacent to County Rd 66, approximately 0.3 miles east of County Rd 55
Parcel No. 0801-22-3-00-007
The request is for the parking of up to ten (10) semi -trucks and five (5) pickup trucks used to support a land
remediation business. Trucks will be parked overnight in the planned parking lot on the west side of the
existing building. No remediation will occur on site and no soils or other materials will be stored on site.
Basic maintenance on the equipment will be done in the shop, all other repairs to equipment will be done
at another facility or on jobsite locations. There will be no washing of trucks or storage of materials on site.
Future building plans include a portable office building. The facility is surrounded by a barbed wire or woven
wire fence. Portable toilets and bottled water will be provided for employees.
Reground asphalt or road base will be put on the driveway from County Road 66 and in the parking lot, for
a total of 65,000 square feet or 1.5 acres. The parking lot will have twenty (20) spaces for semi -truck or
trailer parking and a parking lot for the employees. The number of parking spaces in the employee lot was
not provided with the application, but it is recommended to be at least 12. One 4,800 square -foot building
already exists onsite and a 720 square -foot portable office building is proposed. Most of the remaining
areas are grassland and alfalfa.
Trucks will be parked at the facility 24 hours a day, 7 days a week. The primary hours of the operation are
7AM to 5PM (daylight hours) Monday through Friday with occasional operations outside of the primary
hours are required to support clients.
Two (2) office helpers will be on -site part-time Monday — Friday. Up to ten (10) drivers will access the site
in the morning to ready and depart with their trucks for the day. They will return in the evening to park. The
drivers are typically on site for no more than 2 hours per day. Up to three (3) deliveries or guests are
expected per week. Twelve (12) personal vehicle roundtrips and ten (10) semi -truck roundtrips are expected
per day. Vehicles will enter and exit the site though the existing east access onto WCR 66. The existing
access to this property is located on WCR 66 approximately 0.4 miles east of WCR 55.
USR19-0001, Quokka Investments Colorado LLC, Page 2 of 10
DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 23-2-260
of the Weld County Code.
2. It is the opinion of the Department of Planning Services' staff that the applicant has shown
compliance with Section 23-2-220 of the Weld County Code as follows:
A. Section 23-2-220.A.1 -- The proposed use is consistent with Chapter 22 and any other
applicable code provisions or ordinance in effect.
A.Policy 7.2. Conversion of agricultural land to nonurban residential, commercial and
industrial uses should be accommodated when the subject site is in an area that can
support such development and should attempt to be compatible with the region.
The proposed use is limited to one acre of the property, with agricultural uses expected to
continue on the remaining forty-six (46) acres.
A.Policy 9.3. Consider mitigation techniques to address incompatibility issues. Encourage
techniques and incentives, such as but not limited to clustered development and building
envelopes, to minimize impacts on surrounding agricultural land.
The access is onto a local, dirt road, but a Road Maintenance Agreement and limits on
daily traffic can mitigate damage to infrastructure. Gravel for dust suppression, adequate
screening, and limiting noise levels will also help to limit impacts to neighbors. These and
other Development Standards and the Conditions of Approval will assist in mitigating the
impacts of the facility on the adjacent properties and ensure compatibility with surrounding
land uses and the region.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A
(Agricultural) Zone District.
Excerpt from the Section 23.3.10, Intent of the A (Agricultural) Zone District:
The A (Agricultural) Zone District is also intended to provide areas for the conduct of USES
by Special Review which have been determined to be more intense or to have a potentially
greater impact than USES Allowed by Right.
This allows the applicant to apply for a Use by Special Review permit.
Section 23-3-40.S. Any use permitted as a Use by Right, an ACCESSORY USE, or a Use
by Special Review in the COMMERCIAL or industrial zone districts, provided that the
property is not a Lot in an approved or recorded subdivision plat or lots parts of a map or
plan filed prior to adoption of any regulations controlling subdivisions. PUD development
proposals shall not be permitted to use the special review permit process to develop.
This allows the applicant to apply for a commercial use. The request is a use that is
permitted as a Use by Right in the C-3 (Business Commercial) Zone District under Section
23-3-230.B.13. COMMERCIAL or private PARKING LOTS.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses.
The surrounding area includes rural residential homes, agriculture, cattle grazing, oil and
gas production, and hog farms. Current USRs in the immediate area include tractor trailer
parking and maintenance (USR 12-0067), hog farm (SUP -391), dairy (USR 1340 and USR
USR19-0001, Quokka Investments Colorado LLC, Page 3 of 10
820AM), mineral reserve development (MUSR 12-0016), and auto/farm equipment repair
(USR 1491).
Six letters in opposition of this project were received from surrounding property owners.
Neighbors cited disruption of a quiet, rural lifestyle; decrease in property values; increase
in traffic and noise; disruption of local wildlife, incompatibility with the residential character
of the neighborhood, commercial use of prime agricultural land, not wide enough access
to turn in a semi -truck without swinging wide, dust bothering cattle, and loss of mountain
views replaced by commercial parking. These concerns have been taken into consideration
in the creation of appropriate mitigation.
D. Section 23-2-220.A.4 -- The uses which will be permitted will be compatible with future
development of the surrounding area as permitted by the existing zoning and with the future
development as projected by Chapter 22 of the Weld County Code and any other
applicable code provisions or ordinances in effect, or the adopted Master Plans of affected
municipalities.
The site is not located within a three (3) mile referral area of any municipality, nor is it
located within any existing Intergovernmental Agreement Area (IGA) of a municipality.
E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Articles V and XI, of the
Weld County Code.
The site is not located in a floodplain, geohazard area, MS4 district, or airport overlay
district. Building Permits issued on the lot will be required to adhere to the fee structure of
the County -Wide Road Impact Fee Program. Building Permits issued on the proposed lot
will be required to adhere to the fee structure of the County Facility Fee and Drainage
Impact Fee Programs.
F. Section 23-2-220.A.6 -- The applicant has demonstrated a diligent effort to conserve prime
agricultural land in the locational decision for the proposed use.
The proposed facility is located on approximately one (1) acre of Prime (Irrigated) soil per
the 1979 Soil Conservation Service Important Farmlands of Weld County Map. The
applicant intends to continue farming the remaining forty-six (46) acres of the property.
G. Section 23-2-220.A.7 —There is adequate provisions for the protection of the health, safety,
and welfare of the inhabitants of the neighborhood and County.
An adequate Landscape and Screening Plan, limits on number of trucks, limited
commercial development envelope, Design Standards (Section 23-2-240, Weld County
Code), Operation Standards (Section 23-2-250, Weld County Code), Conditions of
Approval and Development Standards can ensure that there are adequate provisions for
the protection of health, safety, and welfare of the inhabitants of the neighborhood and
County.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
1. The Department of Planning Services' staff recommendation for approval is conditional upon the
following:
A. An Improvements Agreement for road maintenance and future improvement triggers is required
for off -site improvements at this location. Road maintenance includes, but is not limited to, dust
control and damage repair to specified haul routes. The Agreement shall include provisions
addressing engineering requirements, submission of collateral, and testing and approval of
completed improvements. (Department of Public Works)
USR19-0001, Quokka Investments Colorado LLC, Page 4 of 10
B. Submit a revised, signed and stamped, Drainage Narrative addressing the Public Works
referral. (Department of Public Works)
C. Submit a Landscape and Screening Plan. (Department of Planning Services)
D. The map shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR19-0001 (Department of Planning Services)
2. The attached Development Standards. (Department of Planning Services)
3. The map shall be prepared in accordance with Section 23-2-260.D of the Weld County
Code. (Department of Planning Services)
4. Delineate the trash collection areas. Section 23-3-350.H of the Weld County Code
addresses the issue of trash collection areas. (Department of Planning Services)
5. Delineate the existing and proposed landscaping and screening from adjacent
properties and right-of-way in accordance with Section 23-2-240.A.10. (Department of
Planning Services)
6. Delineate the site lighting in accordance with Section 23-2-10.C and Section 23-2-
250.D of the Weld County Code. Bulk Standards in A zone require that lighting match
the SPR requirements. (Department of Planning Services)
7. All signs shall be shown on the map and shall adhere to Chapter 23, Article IV, Division
2 and Appendices 23-C, 23-D and 23-E of the Weld County Code. (Department of
Planning Services)
8. The map shall delineate the parking area for the vendors, customers, and employees
in accordance with Appendix 23-A and Appendix 23-B of the Weld County Code.
(Department of Planning Services)
9. Show and label all recorded easements on the map by book and page number or
reception number and date on the site plan. (Department of Planning Services)
10. County Road 66 is a gravel road and is designated on the Weld County Functional
Classification Map as a local road which requires 60 feet of right-of-way at full buildout.
The applicant shall delineate and label on the site map or plat the future and existing
right-of-way (along with the documents creating the existing right-of-way) and the
physical location of the road. All setbacks shall be measured from the edge of right-
of-way. This road is maintained by Weld County. (Department of Public Works)
11. Show and label the approved tracking control on the site plan (recycled asphalt or road
base on all driving/parking surfaces). (Department of Public Works)
12. Show and label the entrance gate if applicable. An access approach that is gated shall
be designed so that the longest vehicle (including trailers) using the access can
completely clear the traveled way when the gate is closed. In no event, shall the
distance from the gate to the edge of the traveled surface be less than 35 feet.
(Department of Public Works)
13. Show and label a 30 -foot minimum access and utility easement to provide legal access
to the parcel on the site plan, if applicable. (Department of Public Works)
14. Show and label the drainage flow arrows. (Department of Public Works)
15. Show and label the parking and traffic circulation flow arrows showing how the traffic
moves around the property. (Department of Public Works)
USR19-0001, Quokka Investments Colorado LLC, Page 5 of 10
2. Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) electronic
copy (.pdf) of the map for preliminary approval to the Weld County Department of Planning
Services. Upon approval of the plat the applicant shall submit a Mylar map along with all other
documentation required as Conditions of Approval. The Mylar map shall be recorded in the office
of the Weld County Clerk and Recorder by the Department of Planning Services. The map shall
be prepared in accordance with the requirements of Section 23-2-260.D of the Weld County Code.
The Mylar map and additional requirements shall be submitted within one hundred twenty (120)
days from the date of the Board of County Commissioners Resolution. The applicant shall be
responsible for paying the recording fee. (Department of Planning Services)
3. In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012, should the
plat not be recorded within the required one hundred twenty (120) days from the date of the Board
of County Commissioners Resolution, a $50.00 recording continuance charge shall added for each
additional three (3) month period. (Department of Planning Services)
4. The Department of Planning Services respectfully requests a digital copy of this "Use by Special
Review", as appropriate. Acceptable format is a projected ESRI shapefile (.shp, .shx, .dbf, .prj)
with a defined coordinate system (i.e., NAD 1983 UTM Zone 13N, WGS 1984, NAD 1983 HARN
StatePlane Colorado North FIPS 0501 (US Feet)....etc.). This digital file may be sent to
maps@co.weld.co.us. (Department of Planning Services)
5. Prior to Construction:
A. The approved access and tracking control shall be constructed prior to on -site construction.
This site requires road base or recycled asphalt on all driving surfaces for tracking control.
(Department of Public Works)
B. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Department of Public Works)
6. The Use by Special Review activity shall not occur, nor shall any building or electrical permits be
issued on the property, until the Use by Special Review map is ready to be recorded in the office
of the Weld County Clerk and Recorder or the applicant has been approved for an early release
agreement. (Department of Planning Services)
USR19-0001, Quokka Investments Colorado LLC, Page 6 of 10
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Quokka Investments Colorado, LLC
USR19-0001
1. A Site Specific Development Plan and Use by Special Review Permit for a Use Permitted as a Use by
Right, an Accessory Use, or a Use by Special Review in the Commercial or Industrial Zone Districts
(land remediation business including a shop, office trailer, truck and equipment storage) provided that
the property is not a lot in an approved or recorded subdivision plat or lots part of a map or plan filed
prior to adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District.
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld County
Code. (Department of Planning Services)
3. The hours of operation are 7:00 a.m. — 5:00 p.m. Monday — Friday. (Department of Planning Services)
4. The commercial operation shall be limited to one (1) acre of the property. (Department of Planning
Services)
5. The number of on -site full-time employees shall be no more than two (2) as stated by the applicant.
(Department of Planning Services)
6. The number of drivers accessing the site shall be no more than ten (10) per day as stated by the
applicant. (Department of Planning Services)
7. The number of commercial trucks parking on site shall be limited to ten (10) as stated by the applicant.
(Department of Planning Services)
8. The parking area on the site shall be maintained. (Department of Planning Services)
9. There shall be no outdoor storage of materials or equipment. (Department of Planning Services)
10. All signs shall adhere to Chapter 23, Article IV, Division 2 and Appendices 23-C, 23-D and 23-E of the
Weld County Code. (Department of Planning Services)
11. The landscaping and screening on the site shall be maintained in accordance with the approved
Landscape and Screening Plan in accordance with Section 23-2-240.A.10. (Department of Planning
Services)
12. Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties where
such would cause a nuisance or interfere with the use on the adjacent properties in accordance with
the plan. Neither the direct, nor reflected, light from any light source may create a traffic hazard to
operators of motor vehicles on public or private streets. No colored lights may be used which may be
confused with, or construed as, traffic control devices. (Department of Planning Services)
13. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, 30 20 100.5,
C.R.S.) shall be stored and removed for final disposal in a manner that protects against surface and
groundwater contamination. (Department of Public Health and Environment)
14. No permanent disposal of wastes shall be permitted at this site. This is not meant to include those
wastes specifically excluded from the definition of a solid waste in the Solid Wastes Disposal Sites and
Facilities Act, 30 20 100.5, C.R.S. (Department of Public Health and Environment)
15. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust, fugitive
particulate emissions, blowing debris, and other potential nuisance conditions. The applicant shall
USR19-0001, Quokka Investments Colorado LLC, Page 7 of 10
operate in accordance with Chapter 14, Article 1 of the Weld County Code. (Department of Public
Health and Environment)
16. Fugitive dust should attempt to be confined on the property. Uses on the property should comply with
the Colorado Air Quality Commission's air quality regulations. (Department of Public Health and
Environment)
17. Soils shall not be stored on site. (Department of Public Health and Environment)
18. The facility shall adhere to the maximum permissible noise levels allowed in the Commercial Zone as
delineated in 25 12 103 C.R.S. (Department of Public Health and Environment)
19. Adequate drinking, hand washing and toilet facilities shall be provided for employees, at all times. For
employees or contractors on site for less than 2 consecutive hours a day, and 2 or less full time
employees on site, portable toilets and bottled water are acceptable. Records of maintenance and
proper disposal for portable toilets shall be retained on a quarterly basis and available for review by the
Weld County Department of Public Health and Environment. Portable toilets shall be serviced by a
cleaner licensed in Weld County, contain hand sanitizers and be screened from public view.
(Department of Public Health and Environment)
20. Any septic system located on the property must comply with all provisions of the Weld County Code,
pertaining to On -site Wastewater Treatment Systems. A permanent, adequate water supply shall be
provided for drinking and sanitary purposes. (Department of Public Health and Environment)
21. The operation shall comply with all applicable rules and regulations of State and Federal agencies and
the Weld County Code. (Department of Public Health and Environment)
22. The property owner or operator shall be responsible for controlling noxious weeds on the site, pursuant
to Chapter 15, Article I and II, of the Weld County Code. (Department of Public Works)
23. The access to the site shall be maintained to mitigate any impacts to the public road, including damages
and/or off -site tracking. (Department of Public Works)
24. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
25. Any work that may occupy and or encroach upon any County rights -of -way or easement shall acquire
an approved Right -of -Way Use Permit prior to commencement. (Department of Public Works)
26. The Property Owner shall comply with all requirements provided in the executed Improvements
Agreement. (Department of Public Works)
27. The Improvements Agreement for this site may be reviewed on an annual basis, which may include a
site visit and possible updates. (Department of Public Works)
28. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public
Works)
29. Building permits may be required, per Section 29-3-10 of the Weld County Code. Currently, the
following have been adopted by Weld County: 2018 International Codes, 2006 International Energy
Code, and 2017 National Electrical Code. A Building Permit Application must be completed and two (2)
complete sets of engineered plans bearing the wet stamp of a Colorado registered architect or engineer
must be submitted for review. A Geotechnical Engineering Report performed by a Colorado registered
engineer shall be required or an Open Hole Inspection. (Department of Building Inspection)
30. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
USR19-0001, Quokka Investments Colorado LLC, Page 8 of 10
31. Necessary personnel from the Weld County Departments of Planning Services, Public Works, and
Public Health and Environment shall be granted access onto the property at any reasonable time in
order to ensure the activities carried out on the property comply with the Conditions of Approval and
Development Standards stated herein and all applicable Weld County regulations.
32. The Use by Special Review area shall be limited to the plans shown hereon and governed by the
foregoing standards and all applicable Weld County regulations. Substantial changes from the plans
or Development Standards, as shown or stated, shall require the approval of an amendment of the
Permit by the Weld County Board of County Commissioners before such changes from the plans or
Development Standards are permitted. Any other changes shall be filed in the office of the Department
of Planning Services.
33. The property owner or operator shall be responsible for complying with all of the foregoing Development
Standards. Noncompliance with any of the foregoing Development Standards may be reason for
revocation of the Permit by the Board of County Commissioners.
34. RIGHT TO EXTRACT MINERAL RESOURCES STATEMENT: Weld County has some of the most
abundant mineral resources, including, but not limited to, sand and gravel, oil, natural gas, and
coal. Under title 34 of the Colorado Revised Statutes, minerals are vital resources because (a) the
state's commercial mineral deposits are essential to the state's economy; (b) the populous counties of
the state face a critical shortage of such deposits; and (c) such deposits should be extracted according
to a rational plan, calculated to avoid waste of such deposits and cause the least practicable disruption
of the ecology and quality of life of the citizens of the populous counties of the state.
Mineral resource locations are widespread throughout the County and person moving into these areas
must recognize the various impacts associated with this development. Often times, mineral resource
sites are fixed to their geographical and geophysical locations. Moreover, these resources are
protected property rights and mineral owners should be afforded the opportunity to extract the mineral
resource.
35. WELD COUNTY'S RIGHT TO FARM STATEMENT: Weld County is one of the most productive
agricultural counties in the United States, typically ranking in the top ten counties in the country in total
market value of agricultural products sold. The rural areas of Weld County maybe open and spacious,
but they are intensively used for agriculture. Persons moving into a rural area must recognize and
accept there are drawbacks, including conflicts with long-standing agricultural practices and a lower
level of services than in town. Along with the drawbacks come the incentives which attract urban
dwellers to relocate to rural areas: open views, spaciousness, wildlife, lack of city noise and congestion,
and the rural atmosphere and way of life. Without neighboring farms, those features which attract urban
dwellers to rural Weld County would quickly be gone forever.
Agricultural users of the land should not be expected to change their long-established agricultural
practices to accommodate the intrusions of urban users into a rural area. Well -run agricultural activities
will generate off -site impacts, including noise from tractors and equipment; slow -moving farm vehicles
on rural roads; dust from animal pens, field work, harvest and gravel roads; odor from animal
confinement, silage and manure; smoke from ditch burning; flies and mosquitoes; hunting and trapping
activities; shooting sports, legal hazing of nuisance wildlife; and the use of pesticides and fertilizers in
the fields, including the use of aerial spraying. It is common practice for agricultural producers to utilize
an accumulation of agricultural machinery and supplies to assist in their agricultural operations. A
concentration of miscellaneous agricultural materials often produces a visual disparity between rural
and urban areas of the County. Section 35-3.5-102, C.R.S., provides that an agricultural operation
shall not be found to be a public or private nuisance if the agricultural operation alleged to be a nuisance
employs methods or practices that are commonly or reasonably associated with agricultural production.
Water has been, and continues to be, the lifeline for the agricultural community. It is unrealistic to
assume that ditches and reservoirs may simply be moved "out of the way" of residential development.
USR19-0001, Quokka Investments Colorado LLC, Page 9 of 10
When moving to the County, property owners and residents must realize they cannot take water from
irrigation ditches, lakes, or other structures, unless they have an adjudicated right to the water.
Weld County covers a land area of approximately four thousand (4,000) square miles in size (twice the
size of the State of Delaware) with more than three thousand seven hundred (3,700) miles of state and
county roads outside of municipalities. The sheer magnitude of the area to be served stretches
available resources. Law enforcement is based on responses to complaints more than on patrols of
the County, and the distances which must be traveled may delay all emergency responses, including
law enforcement, ambulance, and fire. Fire protection is usually provided by volunteers who must leave
their jobs and families to respond to emergencies. County gravel roads, no matter how often they are
bladed, will not provide the same kind of surface expected from a paved road. Snow removal priorities
mean that roads from subdivisions to arterials may not be cleared for several days after a major
snowstorm. Services in rural areas, in many cases, will not be equivalent to municipal services. Rural
dwellers must, by necessity, be more self-sufficient than urban dwellers.
People are exposed to different hazards in the County than in an urban or suburban setting. Farm
equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps and center
pivot operations, high speed traffic, sandburs, puncture vines, territorial farm dogs and livestock, and
open burning present real threats. Controlling children's activities is important, not only for their safety,
but also for the protection of the farmer's livelihood.
USR19-0001, Quokka Investments Colorado LLC, Page 10 of 10
February 04, 2019
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: asnyder@weldgov.com
PHONE: (970) 400-3525
FAX: (970) 304-6498
MUMM STEPHEN
9202 MINSMERE CIR
SPRING, TX 773798679
Subject: USR19-0001 - A Site Specific Development Plan and Use by Special Review Permit for a Use
Permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts (land remediation business including a shop, office trailer, truck and equipment
storage) provided that the property is not a lot in an approved or recorded subdivision plat or lots part of
a map or plan filed prior to adoption of any regulations controlling subdivisions in the A (Agricultural)
Zone District.
On parcel(s) of land described as:
PART SW4 SECTION 22, T6N, R64W LOT B REC EXEMPT RECX17-0154 OF THE 6TH P.M., WELD
COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on March 5, 2019, at 12:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on April 24, 2019 at
10:00 a.m. Both hearings will be held in the Hearing Room, Weld County Administration Building, 1150
O Street, Greeley, Colorado. It is recommended that you and/or a representative be in attendance to
answer any questions the Planning Commission members or Board of County Commissioners may
have.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of
all mineral estate owners 30 days prior to any public hearing. The applicant needs to provide the Weld
County Planning Department with written certification indicating the above requirement has been met.
A representative from the Department of Planning Services will be out to the property a minimum of ten
days prior to the hearing to post a sign adjacent to and visible from a publicly maintained road
right-of-way which identifies the hearing time, date, and location. In the event the property is not
adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent place
on the property and a second sign posted at the point at which the driveway (access drive) intersects a
publicly maintained road right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application to
the Weld County Planning Commission and will be included in the staff report one week prior to the
scheduled Planning Commission hearing. You may view the staff report at
www.weldcountyplannirgcases.org
If you have any questions concerning this matter, please call.
Respectfully,
Angela Snyder
Planner
January 04, 2019
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: asnyder@weldgov.com
PHONE: (970) 400-3525
FAX: (970) 304-6498
CHAD BRAUNSROTH
2905 BLUE ACONA WAY
JOHNSTOWN CO 80534
Subject: USR19-0001 - A Site Specific Development Plan and Use by Special Review Permit for a Use
Permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts (land remediation business including a shop, office trailer, truck and equipment
storage) provided that the property is not a lot in an approved or recorded subdivision plat or lots part of
a map or plan filed prior to adoption of any regulations controlling subdivisions in the A (Agricultural)
Zone District.
On parcel(s) of land described as:
PT SW4 SECTION 22 T6N R64W LOT B REC EXEMPT RECX17-0154 of the 6th P.M., Weld County,
Colorado.
Dear Applicants:
Your application and related materials for the request described above are complete and in order at this
time. I will schedule a meeting with you at the end of the review period to discuss the referral
comments received by our office.
If you have any questions concerning this matter, please call.
Respectfully,
Angela Snyder
Planner
FIELD CHECK
Inspection Date: 1/23/2019
Case Number: USR19-0001
Applicant:
Request:
Legal
Description:
Location:
Size of Parcel:
Quokka Investments Colorado LLC do Stephen Mumm
A Site Specific Development Plan and Use by Special Review Permit for a Use Permitted
as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts (land remediation business including a shop, office trailer, truck
and equipment storage) provided that the property is not a lot in an approved or recorded
subdivision plat or lots part of a map or plan filed prior to adoption of any regulations
controlling subdivisions in the A (Agricultural) Zone District.
Lot B of Recorded Exemption RECX17-0154, being a part of the SW4 of Section 22,
Township 6, Range 64 West of the 6'h P.M., Weld County, Colorado
North of and adjacent to County Rd 66, approximately 0.3 miles east of County Rd 55
+/- 47.03 acres
Parcel No. 0801-22-3-00-007
Zoning
Land Use
N
A (Agricultural)
N
Ag, rural residential
E
A {Agricultural}
E
Ag, rural residential, 2000 head dairy,
SUP for hog farm, but none seen
S
A (Agricultural)
S
Ag, rural residential
W
A (Agricultural)
W
Ag, rural residential,
USR for truck parking, but none seen
COMMENTS:
The site is in between several residences on a gravel road. There was significant oil and gas
activity noted onsite.
, l tr i 4((1-
Angela'Snyder, Plannth
Hello